The presence of asbestos in our built environments presents an insidious and pervasive health risk. Despite being banned in numerous countries, this mineral has not been removed from all structures, thanks to its once-popular use due to its insulating properties and resistance to heat and electricity. Now, the onus is on property owners and managers to understand how to identify, manage, and, where necessary, remove this hazardous material in a responsible, compliant manner.
In the United States, and elsewhere, stringent regulations exist to protect the public from asbestos exposure. Real estate professionals, facility managers, and even tenants need to be aware of these regulations and the steps required to stay compliant. This article will break down the complex world of Asbestos survey, providing a comprehensive guide to their importance, the different types available, and how to best utilize them.
Why Asbestos Surveys Are Vital
Before understanding the purpose of an asbestos survey, it’s essential to grasp why such measures are crucial. The adverse health effects of asbestos exposure are well-documented, with diseases such as asbestosis, lung cancer, and mesothelioma linked directly to inhalation of its fibers. In response to these health risks, governments have established strict protocols for managing and abating asbestos.
Surveys act as a first-line defense, identifying the presence of asbestos-containing materials (ACMs) within a property. They are vital for various reasons, including:
Health Protection: Survey results can inform action to protect the health of those who occupy or work on the premises.
Regulatory Compliance: For real estate transactions, building renovations, and demolition, compliance with local and national asbestos regulations is non-negotiable.
Risk Management: Knowledge of ACM locations allows for planning and prevention of unnecessary exposure.
Property Value and Liability: Unaddressed asbestos may lower property value and result in legal liability for occupants’ health issues.
The survey process itself provides a documented record, which is essential for maintaining compliance with regulations that require this level of transparency. This includes local mandates, such as the New York City Local Law 196, and the Environmental Protection Agency’s (EPA) Asbestos Hazard Emergency Response Act (AHERA).
Types of Asbestos Surveys
No asbestos survey is one-size-fits-all. The type of survey needed depends on the intended use of the property, and this dictates the survey’s depth and methodology. Generally, there are two primary types of surveys:
Management Surveys
These are the standard surveys required to be undertaken on all non-domestic properties. Management surveys are designed to be non-intrusive. The goal is to identify, as far as reasonably practicable, the presence and extent of any suspected asbestos within a property. This survey involves visual inspection and may include sampling and analysis.
Refurbishment and Demolition Surveys
Before any refurbishment or demolition, a more stringent refurbishment and demolition survey is necessary. This survey is intrusive and may involve destructive inspection methods. The aim is to locate and describe all ACMs within the building, or the area affected by the proposed works, to secure their removal before any activity begins.
Each type of survey has clear objectives and legally required formats for the report’s content. It’s critical to understand these distinctions to ensure the correct survey is conducted for the intended use of the property.
Conducting an Effective Asbestos Survey
The goal of an asbestos survey is to uncover all ACMs within a property. The guide below outlines key considerations for enterprises or individuals seeking to undertake a survey:
Select a Competent Surveyor
Choosing a competent surveyor is the foundation of an effective asbestos survey. A surveyor should be properly trained, certified, and experienced. Look for surveyors or surveying firms that hold relevant accreditation, such as from the National Association of Testing Authorities (NATA), the UK Accreditation Service (UKAS), or the American Industrial Hygiene Association (AIHA).
Use the Correct Methodology
The correct survey methodology is crucial to its success. This involves more than just visually scanning a property; it’s about meticulous inspection. Surveyors should access all areas where work is planned, as well as any hard-to-reach spaces where asbestos might have been used, without causing damage. If damage is required, especially for Refurbishment and Demolition Surveys, the surveyor must be clear about the extent and nature of the damage that needs to be done, and ensure it is repaired afterward.
Comprehensive Analysis and Reporting
The sampling and analysis part of the survey is critical. All samples collected should be tested by a UKAS-accredited laboratory or equivalent. The report from the survey should be thorough and include the location and condition of the material, as well as recommendations for management or removal if necessary.
Post-Survey Responsibilities
Once the survey is complete, the responsibility doesn’t end there. It’s critical to track and maintain the asbestos register for the lifetime of the property. This register must be updated regularly, particularly if any changes are made that might impact the ACM’s condition or location.
Implementing Survey Recommendations
After the asbestos survey is completed and the report has been delivered, the next step is to implement the recommendations. If ACMs are present, a plan for managing or removing the asbestos needs to be put in place. This could involve strategies such as encapsulation, encasement, or the ultimate solution of removal.
The process of implementing these recommendations should be carefully overseen to ensure that all required regulatory guidelines are met. Furthermore, the effectiveness of the actions taken should be monitored and managed as part of ongoing building maintenance.
Emerging Technologies in Asbestos Surveying
A new wave of technologies is revolutionizing the world of asbestos surveys. Here are a few leading advancements:
Remote Inspection Tools
These tools allow for more comprehensive inspections without the need for constant on-site presence. Drones, for example, can scan and photograph areas not easily accessible to humans, feeding the information back to the surveyor in real-time.
AI and Machine Learning
AI algorithms can analyze vast amounts of data to detect patterns associated with asbestos presence. This technology can streamline the surveying process by automating parts of the data collection and analysis, potentially reducing costs and improving accuracy.
Portable Detection Devices
In the field, handheld devices can now quickly and accurately detect the presence of asbestos within a material, allowing for more informed decisions during the survey.
Final Words on the Importance of Asbestos Surveys
The role of asbestos surveys in protecting human health and maintaining compliance cannot be overstated. Whether you own a property, manage a facility, or are involved in real estate transactions, understanding the stakes of asbestos and the necessity of surveys is essential.
Furthermore, with the landscape of regulations constantly evolving, staying up-to-date with the latest laws and best practices is a continuous effort. Regular refresher courses for personnel, clear communication with tenants, and a proactive approach to surveying and managing asbestos risks will keep you on the right side of the law and health concerns – and out of headlines that no entity wants to make.